Property score
88.4
Excellent
Overall 88.4 · Newer than most nearby homes
1,974 sqft (bottom 36%) · Built in 2012 (3 yrs newer than avg)
Located in a high-income area with median household income of ~109k
Transit 40.0 · 18-min walk to transit with 1 nearby route · Within 500m: 2 parks, and 2 place of worships nearby
Living Area
Below average
11% smaller than neighborhood avg.
Year Built
Above average
3 yrs newer than neighborhood avg.
Mother tongue
English · 85%French · 2%
Past 10 years Assiniboia Downs sales snapshot (~80% of all data)
52
940k
$470/sqft
2009
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88.4 is composed by the two sections below.
Property Score
Community Score
Assiniboia Downs
How to read: Share of sales in each ~$50k price band for “assiniboia downs” (Detached houses (non-condo), 2024). The tallest band is the mainstream budget range; multi-year view shows how that band shifts over time.
Sales-to-New-Listings
1,196
sold
1,852
new listings
Manitoba Real Estate Association March public data on New Listings and Properties Sold across Manitoba
Sold Above Asking
Majority sold above asking
68 of 104 sold above asking · Manually compiled from MLS Winnipeg sold listings, May 4 – May 10, 2026
With a Sales-to-New-Listings ratio of 64.6% and 65% of homes selling above asking price, demand is clearly outpacing supply. Buyers are competing, which is putting upward pressure on prices.
Dissemination area (DA) — Statistics Canada 2021 Census · Area: #46111093
$109K
Median household income
$147K
Average household income
5%
Low income (LIM-AT)
0.3
Income inequality (Gini)
4.0
P90 / P10 ratio
23%
Single-person households
28%
Families with children
Figures are for the census dissemination area containing this listing location; sources and margins may apply per Statistics Canada.
Rank by land area, larger = better rank
Rank by year, newer = better rank
Rank by living area, larger = better rank
Rank by assessed value, higher = better rank
Bar: fill length ≈ share of peers you outperform. Fill color reflects tier (red / blue / amber / gray). “Avg” is a rough median benchmark for comparable homes in that scope.
To see this property on a map next to nearby houses—and compare year built, living area, assessed value, and lot size in detail—open the neighbourhood analysis page.
Nearby stops, routes & transit score
Dining, education, healthcare, shopping & more
10 Blue Oaks Cove — 4 amenities found within 500 m, across 2 categories, including 2 parks (nearest 365 m).
Assiniboia Downs · WPS public data · 2026
Annual incidents
8
2026
vs. city avg
-73%
relative to avg
Year-over-year
▼ -88%
vs. prior year
Primary type
Property
75%
Same street
Same area
City-wide
| Metric | Same street | Same area | City-wide |
|---|---|---|---|
Sold price | Top 33% | Top 25% | Top 1% |
Request exact sold prices and history by email
Address · Distance
Property Overview: 10 Blue Oaks Cove
Key Characteristics & Appeal
This is a spacious, modern bungalow in Winnipeg's Assiniboia Downs neighbourhood, built in 2012. Its defining feature is an exceptionally large, private lot of over 18,700 square feet—a rarity that places it in the top 2% of all properties in Winnipeg for land size. The home itself offers nearly 2,000 square feet of living space, a renovated basement, and an attached garage.
The primary appeal lies in its unique balance of a contemporary, low-maintenance home with the generous, park-like grounds more commonly found with older properties. It suits buyers looking for single-level living without compromising on outdoor space for gardening, recreation, or future additions. The lot offers a blank canvas and a tremendous sense of privacy. The home’s recent sale history and assessed value rank it consistently in the top tier of its immediate area, suggesting it is a well-regarded property within its market.
It would be an ideal fit for downsizers or empty-nesters who want a modern layout but refuse to sacrifice yard space, or for families who value room for children and pets to play over having a multi-storey home. The strong rankings for both its newness and lot size indicate a property that offers the best of both worlds: modern comforts on a legacy-sized parcel.
Frequently Asked Questions
1. How does such a large lot affect maintenance and costs?
While offering great privacy and potential, a lot of this size requires more time or investment for landscaping, lawn care, and snow clearing compared to a standard suburban lot. It’s a trade-off for the space, and buyers should budget accordingly.
2. The assessed value seems low compared to the last sale price. Why?
Manitoba’s property assessments are for municipal tax purposes and are not intended to reflect current market value. The consistent ranking of this assessment in the top 1% in Winnipeg indicates the property is considered high-value by the assessor relative to others, even if the dollar figure appears disconnected from recent sale prices.
3. What is the neighbourhood character like?
Being on a quiet cove with similarly large lots, the immediate area likely has a settled, established feel. The high rankings for lot size and value within the street suggest a uniform standard of properties, offering stability and a specific character distinct from newer, more densely packed subdivisions.
4. Is the renovated basement a legal suite?
The provided details state the basement is renovated but do not specify if it is a legal secondary suite. This is a crucial point to verify with the listing agent or city records, as it impacts value, insurance, and potential rental income.
5. What might explain the significant price increase between the 2020 sale and the current listing?
While general market appreciation is a factor, the combination of a uniquely large lot and a modern, renovated home in a high-demand configuration (bungalow) likely drives a premium. This property occupies a niche that has become increasingly desirable, potentially accelerating its value growth beyond area averages.
